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6.9. - 6.12. SR 09-17-2001tLiver 13065 0r0n0 Parkway Elk River, MN 55330 MEMORANDUM Item 6.9. - 6_12. TO: FROM: DATE: SUBJECT: Mayor and City Council Michele McPherson,~Director of Planning September 17, 2001 Case No.'s LU 01-08, P 01-14 and CU 01-32 Request by D.R. Horton for Waiver to Townhome Moratorium, Rezoning, Preliminary Plat and Conditional Use Permit - Trott Brook Farms South Request The applicant, D.R. Horton is requesting approval of four land use requests; a waiver to the townhome moratorium, a rezoning from Rld (Single Family Residential) to PUD (Planned Unit Development), a preliminary plat, and a conditional use permit. If approved, this would allow construction of 156 dwelling units on 38 acres of land. Location The property is located at the southeast corner of the intersection of Twin Lakes Road and County Road 12. Attachments · Location map · August 23, 2001 memo from the City Engineer · August 28, 2001 memo from Heritage Preservation Commission · August 24, 2001 letter from Sherburne County · July 27, 2001 letter from Westwood Engineering · Tree Inventory · Open Space Calculations · Existing Conditions Plan · Preliminary Plat · Preliminary Site Plan · Preliminary Grading, Drainage and Erosion Control Plan · Preliminary Utility Plan Phone: 763.441.7420 Fax: 763.441.7425 www. ci.elk-river, mn.us Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 2 · Preliminary Landscape/Tree Preservation Plan · Revised Rambler Townhome Elevation · Coach Home Information · Villas Information Zonin= and Land Use Rld, Single Family Residential (14,000 square foot lots) / MR, Medium Density Residential Existing Conditions The 38-acre parcel located at the southeast corner of the intersection of Twin Lakes Road and County Road 12 is primarily vacant although there is an existing single-family dwelling unit with two detached accessory structures on it. The property has a varying topography and is wooded along the west and east sides. There is an open area in the middle which has two wetlands located in it. The topography is lower on the west side than on the east side with a change in topography of approximately 33 feet from northwest to southeast. The adjacent uses include multi-family residential to the north (8-plex condominiums built by the applicant), open space to the east (80 acre Hillside City Park), single family to the south, and commercial planned unit development (Home Depot and Wal-Mart) to the west. There are two high-pressure gas mains located parallel to the west property line. A single family dwelling and detached garage is located in the northwest corner of the project and is not included in the requests. Project Description The proposed project is a mixed, townhome and single-family development of 156 units on 38 acres. Proposed are 19 single-family units, 59 rambler-style walkout or lookout townhome units, and 78 condominium units arranged in buildings with 4, 6 and 8 units in each. Three public streets are proposed; Street A, Street B and Street C. Street B will have an entrance on County Road 12 and will connect to the single-family residential property to the south. Street C will connect Street B to the single-family property to the south, and Street A connects Street B with Twin Lake Road. Individual driveways will serve each of the ramble- style townhomes and private roads are intended to serve the condominium units. A portion of the project area is Outlots A and B, Elk River Crossing, which are in the City's ownership. These are located adjacent to the Twin Lake Road right of way. The applicant will need to offer to purchase these from the City prior to incorporating them into the plat. S:\PLANNINGMMICHMC\CCREPRTS\P01-14.DOC Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 3 Analysis Waiver to Townhome Moratorium When the City Council adopted Ordinance No. 01-07 establishing the moratorium, Section 5 of the ordinance allows for a waiver of restrictions from the ordinance. Section 5 states: "a waiver may be granted where the city finds substantial hardship caused by the restrictions and finds that the waiver will not unduly affect the integrity of the planning process or the purpose for which the interim ordinance is enacted". The applicant, in their letter dated July 27, 2001, states that they feel that the application can proceed during the moratorium due to the following reasons: 1. The proposed uses are within the anticipated density and character of development for this site. 2. The property in question serves as transition from commercial to open space. 3. The development is a logical extension of Trott Brook Farms and is being constructed by the same company. Specifically, number 3 above would be the very reason that staff would recommend that this project is not eligible for a waiver at this time due to the preliminary nature of the draft revised ordinance and the work completed to date. One of the issues the City Council requested the Planning Commission review was the location and number of townhomes in any given area within the City. The applicant is making no substantial design changes from the existing Trott Brook Farms building designs to this development, and that has been a concern expressed both by the City Council and the Planning Commission. Rezoning Request If the waiver to the townhome moratorium is granted, the next application to consider is the rezoning. The applicant is requesting a rezoning from Rld, Single Family Residential, to PUD, Planned Unit Development in order to allow the mixed residential use to be approved. The underlying land use designation for this parcel is Medium Density Residential, which would allow up to six or eight units per acre in density. The applicant's proposal is suggesting a gross density of 3.76 units per acre. The net density is 4.88 units per acre, which would be consistent with the underlying land use of Medium Density Residential. The Commission and the City need to evaluate if the lower density rambler- style townhomes would provide an adequate buffer and an increase in single-family units would be preferable. As proposed, only 12 percent of the project is single family. Preliminary Plat and Conditional Use Permit The preliminary plat consists of 156 individual dwelling lots, either single-family, rambler townhomes or condominiums. There are also three common lots provided in the plat and one outlot, Outlot A. Outlot A is intended to be used for an entry feature and will preserve a stand of trees along the east property line adjacent to Hillside City Park. S:\PLANNINGXuMICHMC\CCREPRTSkP01.14.DOC Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 4 The project can be divided into three parts; the single family area along the east property line, the rambler-style t ownhomes clustered in the center of the site around the large wetland complex, and the condominium portion adjacent to Twin Lakes Road and the high pressure gas main easement. Single Family Portion The single-family portion of the project is located on either side of Street C and adjacent to Hillside City Park. The proposed lots for the single family portion of the project are less than the 14,000 square foot minimum lot size established by the Rld district with the exception of two lots, Lot 1, Block 5 and Lot 1, Block 4. The remaining lots are 12,800 square feet to 13,515 square feet in area. The lots also do not meet the standards for lot width of the Rld district. The location of these lots take advantage of the adjacent park facility. Rambler Townhome Portion The rambler-style townhomes are located within the center of the project on private roads with accessed from Street B. The applicant is proposing similar units to the existing Trott Brook Farm development; however, some units will have side-loaded garages instead of front-loaded garages. Of the 59 proposed rambler townhome units, 14 (24 percent) will utilize the side-loaded garage feature. In order to do a number of the walkout and lookout style units, grading will to occur to create the topography needed for these styles of units. Condominium Portion The condominium portion is located along the west third of the site with access onto Street A by individual private drives. The building sizes for the condominium units range anywhere from 4 units per building to 8 units per building. The number of units serviced by a dead-end private drive does not exceed 4 as has been discussed by the Planning Commission during review of the draft revised townhome ordinance. The design of the units is consistent with and appears to have no change from the units in Trott Brook Farms. Overall, there is very little variation in the arrangement of the units as to their relationship to the public street. Open Space The applicant has submitted a calculation of open space for the project. The calculation includes areas over the gas main easement (unuseable) and those areas at the ends of the buildings. The largest open area is 2.5 acres adjacent to Twin Lake Road; part of which is owned by the City. The total open space is 7.6 acres, 20 percent of the project area. This does not include the wetland areas. None of the open space could be utilize for informal play or gathering. S:\PLANNING\MICHMC\CCREPRTSkP01-14.DOC Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 5 Access Access to the units will be provided by three public streets with the primary entry at the easterly edge of the property from County Road 12. Streets will be connected to the south property line in anticipation of adjacent development on the property to the south. The City Engineer is requesting the removal of Street A's connection to Twin Lake Road except as a temporary emergency vehicle access. Access to Twin Lake Road will occur on the property to the south in alignment with Industrial Circle on the west side of Twin Lake Road. Access also needs to be provided internally to the Black property located in the northwesterly corner of the project. The City and the County would like to close the current access onto County Road 12 from this single family dwelling, as it is too close to the intersection. The driveways to the units will be a minimum of 22 feet long (condominium units) to 30 feet long (rambler style townhomes adjacent to Street B). The private driveways serving the condominium units are proposed to be 20 feet wide; they will need to be painted and signed for no parking. The private streets serving the ramblers will be 28 feet wide; they will need to be signed no parking on one side. The City Engineer has addressed other access issues in his memo. The County is requesting a traffic study for the access location onto County Road 12. Grading and Drainage Grading and drainage issues have been addressed in the City Engineer's memo. Utilities Utility issues have also been addressed in the City Engineer's memo. Landscaping/Tree Preservation A general landscape plan has been submitted by the applicant. A minimum of 312 trees need to be provided based on two trees per lot, the landscape plan provides 233 trees. Credit can be given for large trees that are saved on site, but a more detailed tree inventory needs to be completed prior to credit being given. The trees to be preserved are along the east side, over the gas main easement on the west side, and in the central wetland area. A small clump of trees will be saved in the center of the project. No detailed landscape plan for around the units was provided. Historic Preservation S:XPLANNING\MICHMC\CCREPRTS\P01-14.DOC Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 6 The Historic Preservation Commission reviewed the project site. Stone artifacts have been found on the site. Their memo and recommendation is attached. Park Dedication At the Park and Recreation Commission meeting of August 8, 2001 the Commission reviewed the request for park dedication purposes. The Commission concurred with staff's recommendation that sidewalks should be provided on one side of each of the public streets and also a 50-foot trail easement should be provided to Hillside City Park. The Commission recommended cash dedication for the subdivision due to the presence of Hillside City Park, a recreation area directly east of and adjacent to the project. Planning Commission Action The Planning Commission conducted a public hearing regarding the requests at its August 28, 2001 meeting. The only residents who spoke regarding the proposal were Robert and Susan Black who reside at the corner of Twin Lakes Road and County Road 12. Their concerns were for future access to their property. A condition of the plat requires a driveway for their property. The applicant requested approval of a PUD and the preliminary plat for the twelve single family units to allow them to begin grading on the property. Recommendation Staff and the Planning recommend the following to the City Council: 1. Denial of the request for a waiver to the townhome moratorium as the applicant has not provided sufficient evidence of hardship. 2. Denial of the request to rezone the property from Single Family Dwelling to Planned Unit Development as after the adoption of the revised townhome moratorium, a townhome development will require a rezoning to R3, Multiple Family Dwelling. 3. Denial of the Preliminary Plat. 4. Denial of the Conditional Use Permit. Without a rezoning to PUD, the preliminary plat and conditional use permit are void. The applicant could request approval of a single family plat and leave the multi-family portions as outlots until the revised ordinance is adopted and the moratorium lifted. If the City Council finds that the applicant has provided sufficient evidence of hardship to grant a waiver to the townhome moratorium, and the City Council elects to approve the remaining land use requests, staff recommends the following findings and conditions: I~nding$ of Fact for the Rezoning Request: I. THE REQUEST IS CONSISTENT WITH THE LAND USE PLAN. S:\PLANNING\MICHMC\CCREPRTS\P01-14.DOC Memo to Mayor and City Council/p 01-14 September 17, 2001 Page 7 2. THE REQUEST WILL NOT ADVERSELY IMPACT ADJACENT PROPERTY OWNERS OR LAND USES. THE REQUEST PROVIDES AN OPPORTUNITY TO PROVIDE ADDITIONAL HOUSING TYPES AND STYLES SERVING A DIVERSE POPULATION WITHIN THE CITY. Conditions of Approval, Preliminary Plat and Conditional Use Permit I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. THE DEVELOPER SHALL PAY FOR A TRAFFIC STUDY COMPLETED BY A CONSULTANT HIRED BY SHERBURNE COUNTY. 3. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 5. THAT THE MAILBOXES SHALL BE CLUSTERED. THAT THE CITY BUILDING AND ENGINEERING INSPECTORS SHALL HAVE THE ABILITY TO SHUT DOWN CONSTRUCTION IF HISTORIC ARTIFACTS ARE FOUND DURING CONSTRUCTION IN ORDER TO ALLOW FURTHER ARCHAEOLOGICAL STUDY. 7. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. PARK DEDICATION FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. S:\PLANNINGMMICHMC\CCREPRTSKP01-14.DOC Memo to Mayor and City Council/P 01-14 September 17, 2001 Page 8 I I.WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 12. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. 13.A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. 14. SIDEWALKS SHALL BE PROVIDED ON ONE SIDE OF STREETS A, B, AND C. I 5.A SO-FOOT TRAIL EASEMENT SHALL BE PROVIDED TO HILLSIDE CITY PARK ALONG THE SOUTH PROPERTY LINE FROM STREET C. 16. A DETAILED LANDSCAPE PLAN FOR THE CONDOMINIUM AND TOWNHOME DWELLING UNITS SHALL BE PROVIDED. 17. A DETAILED TREE INVENTORY SHALL BE PROVIDED IN ORDER TO GRANT CREDIT FOR EXISTING TREES TO BE SAVED. 18.A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. 19. THE APPLICANT SHALL MAKE, AND THE CITY SHALL ACCEPT AN OFFER FOR THE PURCHASE OF OUTLOTS A AND B, ELK RIVER CROSSING PRIOR TO RECORDING THE PLAT. S:\PLANNING\MICHlvIC\CCREPRTS\P01-14.DOC II HIL~DE PARK '% ~~~ve r Case Number: Location Map P01-14 N Howard Green Oompany August 22, 2001 File: 815310J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: TROTT BROOK FARMS SOUTH Dear Ms. McPherson: As you requested, we have reviewed the submittal package for the Trott Brook Farms South development. As you are aware, this is the approximately 40-acre site in the southeast quadrant of the intersection of Tyler Street and CSAH 12. The submittal package consisted of seven sheets including Existing Conditions/Survey Plan; Preliminary Plat; Preliminary Site Plan; Preliminary Grading, Drainage, and Erosion Control Plan; Preliminary Street Sections and Profiles; Preliminary Utility Plan; and Preliminary Landscape/Tree Preservation Plan. These were all prepared by Westwood Professional Services and dated July 27, 2001. In addition, storm drainage calculations were supplied, also prepared by Westwood Professional Services and again dated July 27, 2001. Based on our review and comments received at the staff review meeting, we would offer the following comments: The proposal is to develop the site into 19 single family lots and 137 multi-family lots. The development proposal does not include the Black residential home site in the corner of Tyler Street and CSAH 12. The development, however, does include the outlot from Elk · River Crossing development along the east side of Tyler Street. This piece of property is currently owned by the City of Elk River, and a portion of the property is in the process of being given back to the Blacks to offset the easement the City acquired from them for the construction of Tyler Street. Any development of this property should include provisions to incorporate the Black property in the future. The City and the 'County do not want to see the Black property proposed to be developed in the future with access off of either Tyler Street or CSAH 12 because of the proximity to the intersection. Any access to the Black property for redevelopment in the future must come internally from Trott Brook Farms South. The development proposes two access points - one to CSAH 12 at the eastern edge of the development. This will require a permit from Sherburne County. Sherburne County may require some additional construction such as a right turn lane. The second access proposed is to Tyler Street. Currently, it is shown approximately 600 feet south of the intersection with CSAH 12 at a Point where the median is not and cannot be opened to provide left turn access. This proposed access onto Tyler Street should be moved to be Ltr 8-22-01 McPherson[1].rev Page 1 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 opposite the main access to Elk River Crossing off of Tyler Street. In fact, at this location the median is not only broken but a left turn lane into the Trott Brook Farms South property is already constructed. The internal road system provides two access points to the property immediately to the south. One is approximately 200 feet off the east boundary, and the other is approximately 450 feet away from Tyler Street. These should provide adequate road access for an intemal circulation as the property to the south develops. The Grading, Drainage, and Erosion Control Plan submitted is at a scale of 1"=100'. It is very difficult to do a detailed review on a project this size at that scale. We would recommend that the Developer submit a 50-scale grading plan. Generally, the items we noted in the review of the small scale Grading Plan is additional elevations need to be added to indicate the tops of ponds and overflow elevations to determine that storm drainage will not endanger any of the buildings. There are also significant areas where the yard drainage does not follow rear lot lines. In these areas additional easements will need to be granted on the final plat. There is also a significant amount of storm sewer piping along rear lot lines. In some instances, simply regarding the area could eliminate this pipe. In other areas, the main line storm sewer should follow the street rights-of-way with catch basins and leads into the rear yard areas. A more detailed drainage review will be possible when a larger scale Grading Plan is submitted. There is a faidy sizable wetland located in the north central portion of the site. Portions of the wetland are proposed to be filled for construction of roads and other grading on the site. No wetland delineation was provided with the submittal package. However, it does' appear that a delineation has been done. This project will need to go through a Technical Evaluation Panel. The wetland process will need to be concluded prior to any final approvals for this project. o Review of the drainage calculations indicates that in concept the design is reasonable. However, there are a number of significant issues that will require the storm sewer design to be redone and possibly the ponding areas enlarged. Specifically, the calculations allow 12.9 cubic feet per second to discharge from the site after development. In reviewing the storm drainage calculations for the Tyler Street trunk system, there is only 4.9 cubic feet per second allowable from this site. There are also some minor issues with the tops of the ponds versus the high water elevation of the ponds. The storm sewer model does not indicate enough freeboard between the high water elevation and the top of the pond. We will work with the Developer's engineer to revise the storm sewer calculations. The sanitary sewer system to serve the proposed development consists of an extension from the trunk line in Tyler Street at the southwest comer and laterally sized sewer lines throughout the development. Water service for the proposed development will consist of a connection to a stub constructed by the Elk River Municipal Utilities near the northwest comer of the development, off of the high pressure portion of the water system. The water lines are looped through the development. The second connection will be further east along CSAH 12 near the main entrance to Trott Brook Farms. The Utility Plan for Trott Brook Farms South shows the watermain terminating at their east boundary near CSAH 12. In fact, the extension over to the stub across CSAH 12 will need to be made at this Howard R, Green Company CONSULTING ENGINEERS Ltr 822-01 McPherson.rev Page 2 time or the water system will not be looped. In addition, the Developer should be prepared to pay for at least one of the crossings of CSAH 12. They were installed by the Elk River Municipal Utilities, anticipating some type of development south of the road, with the idea that installing them while CSAH 12 was under construction would be substantially cheaper than crossing CSAH 12 after it is completed. As with the other portions of the Trott Brook Farms development, each unit will need an individual sewer and water service or the Homeowner's Association will need to be the responsible entity for billing purposes. It appears that Streets A, B, and C in this development are proposed to be public. The looped streets serving the townhouse units appear to be private. Even the pdvate streets should include concrete curb and gutter. Easements will be needed over these pdvate areas to allow for the installation of sewer and water and other small utilities. Oftentimes, a blanket easement over a common area is a better vehicle for allowing utility installation. If you have any questions conceming these comments, please call. Sincerely, Howard R. Green Company erry J. Maurer, P.E. TJM:tw Ltr 8-22-01 McPherson.rev Howard R. Green Company CONSULTING ENGINEERS Page 3 TO: FROM: DATE: SUBJECT: MEMORANDUM Planning Commission Heritage Preservation Commission August 28, 2001 Trout Brook Farms South The Heritage Preservation' Commission (HPC) reviewed the items on the 8/28/01 Planning Commission agenda and felt there were no conflicts or issues regarding the preservation of the city's heritage with the possible exception of "Trout Brook South". The property involved with this request is part of the State Historic Preservation Office (SHPO) site 21Haj. Scatter lithic (stone) artifacts have been found on this site. If any federal permits are required, a review of the project by. SHPO will be triggered. It is possible that SHPO will require a phase 1 archaeological investigation of the site. Apparently, the artifacts found on the site were reported to SHPO by a previous property owner. Little additional information was available. The site is not on a prominent land feature and is some distance from any waterway. In the opinion of the HPC, the site is not considered an archaeologically sensitive area. However, artifacts have been reported. The Heritage Preservation Commission is recommending that any additional artifacts that are found during any phase of this project be reported immediately to the city and SHPO. City inspectors should be made aware of this potential on the site. Additionally, the HPC recommends that city reserve the right to require further archaeological inv..estigation, if warranted at a later time. August 24, 2001 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 PUBLIC Sherbum WORKS DEPARTMENT Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030 · 800-594-5208 RE: Trott Brook Farms South Dear Ms. McPherson; After reviewing the drawing for Trott Brook Farms South we have several concerns and offer the following comments. The proposed access location for Street B to CSAH 12 is acceptable, however in order to best insure the safe and efficient operation of CSAH 12, Sherbume County requires a traffic analysis be completed for the proposed access onto CSAH 12 by an independent traffic engineer hired by the county and paid for by the developer. The access location for Street A to Tyler Street is not acceptable. It should be located approximately 725' south of were you have it on the drawing. It should align with the access west of Tyler Street that is shown on the drawing. We also have concern with the configuration of the exception at the southeast corner of the intersection of CSAH 12 and Tyler Street. If this property becomes commercial, access to Tyler will be impossible or at least very difficult with such close proximatey to the intersection. Sincerely, Richard D. Corbin Sherburne County Public Works Westwood Professional Services, Inc. July 27, 2001 W 7599 Anagram Drive Eden Prairie, MN 55344 Michele McPherson City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330-0490 Phone: 952-937-$150 Fax: 952-937-5822 Toll Free: ]-888-937-5] 50 Emaih wps@westwoodps.com Re: TROTT BROOK SOUTH Dear Michele: Re~ 20011034 On behalf of D.R. Horton, Inc. we are very please to submit this application for the development of TROTT BROOK SOUTH for your review and approval. Trott Brook South is proposed as a Planned Unit Development (PUD) similar to our current Trout Brook Farm development to the north. Requested actions include Rezoning, Conditional Use Permit, Preliminary Plat, and eventual Final Plat and construction permits. ZONING/LAND USE Trott Brook South consists of approximately 41.5 acres of land (38acres plus 3.5 acres of residual ROW from the construction of Tyler Street) that is currently zoned and guided for medium density residential development (see attached legal description). At a gross density of 3.7 units per acre, the proposal is within the guided intensity for the property. DEFVELOPMENT CONCEPT Trott Brook South was designed to serve as a transitional land use between commercial development to the west, mixed-use residential development to the north, city park and open space to the east, and guided medium density to the south. Home styles and types will be the same high quality as those that have experience tremendous success in Trout Brook Farm. Carriage homes will be located in the west 1/3rd of the site and most adjacent to Tyler Street and the commercial development. Row style townhomes make up the central 1/3rd of the development, with single family homes constituting the remainder andabutting the City park and open space to the east. MORATORIUM We are cognizant of the townhome moratorium implemented by the City and feel that there are several compelling reasons that this application can proceed as the moratorium continues. First, the proposed uses are within the anticipated density and character of development for the site. As discussed during the review process and developed in Trout Brook Farm, higher intensity uses are a reasonable transition to lower density development where commercial uses or major circulation corridorsabut property. The transitional proposal of Trott Brook South is from commercial and collector roadway through medium Designing the Future Today...since 1972 density and low density to open space (west to east), and from medium density and collector roadway through mixed use residential to guided medium density (north to south). Further, the development proposal is a logical extension of Trout Brook Farm and is being built by the same company. No new or unproven home styles or building types are being proposed. EXISTING CONDITIONS The property is currently a single-family home site/hobby farm consisting of rolling topography depress ional wetlands, open meadows, and a variety of woodland types. The only access is off C.S.A.H. 12 at the northeast corner of the site. A second access to property south of the site is also located here. Tyler Street has recently been constructed west of the site, and C.S.A.H. 12 has recently been upgraded by the County. A gas line easement with two pipelines extends across the entire western property line, and an overhead power line easement extends just off and along the entire south property line. VEGETATION /TREE INVENTORY Because of the size of the property, and the amount of woodlands on site, the use of mensuration methods was discussed and approved. The inventory indicates that a total of 33,082 caliper inches exist on site. The type and character of trees varies by stand, and ranges from a mix of cottonwood and boxelder in the low areas, to maturing oaks and maples near the homesite and along the south property line. Other stands include mixed softwoods like aspen and birch, and a significant plantation planting of red pine along the gas line easement (west property line). Many of the wooded areas have extremely dense understory growth. SLOPES / SOILS Slopes across the site generally range from 0 to 6%, with a small area of slightly steeper slopes at the south central property boundary. Soils are those typical to the region and are generally loamy and sandy in consistency and suited to the development of homes, streets and associated infrastructure(County Soils Survey). The final determination of the soils comistency will occur once a soils report has been prepared. ACCESS / CICULATION Access to the site will come off Tyler Street and C.S.A.H. 12. The City would like to eliminate the existing access drive that crosses the west edge of the parkland to the east. Extension of streets to the south is anticipated. PROPOSED DEVELOPMENT As indicated, D.R. Horton is proposing a mixed use residential PUD to include 156 homes. The development has been designed to transition intensity from commercial west of the site, to open space and parkland east of the property. Housing types will include 4 to 8 unit back-to-back Carriage homes, 4 unit row Townhomes, and standard single family detached homes. Because of the recent upgrading and construction of abutting roadways, access will be limited to one off Tyler Street, and one offC.S.A.H. 12. The Tyler access is approximately 600 feet south of 12, and is consistent with the approved offset north of 12 and into Trout Brook Farm. The access off 12 is as far to the east on the property as reasonable development will allow. Two streets have been extended to the south for future development. All three housing types exist in their own areas of the project and off of public streets. Several private drives and reads are proposed for the multiple housing neighborhoods. Existing wetlands on the site have been avoided to the greatest degree possible, and storm water ponding has been sited in the lower areas of the site. Existing trees have been preserved where possible to provide screening and separation. We are please to submit Trott Brook South for your review and consideration. We look forward to working with the City of Elk River toward the successful completion of this development. Please contact me if you have any questions or if additional information will help you with the review process. Sincerely, WESTWOQD PROFESSIONAL S]~RVICES~. INC. Edward J. Hasek Senior Planner, Landscape Architect ~eCt * ©0 c~d, in. WOO cOet,~, ~- qO ct,'l, in 08/24/01 10:45 ~'AA ~0Z ~61 o~ZZ ~Vestwood Professional Services, Inc. PLANNING · ENGINEERING · SURVEYING CHECKED BY DATE SEC. SHT. NO. i ! i t J J ~ I ! ~ 08/24/01 10:47 FAX 952 937 5822 WESTWOOD PROF. SERVICES ~ 003/003 ,~Lwoad prof.a~143n~l Ser.,,Ic.,'. 08/28/01 / / 13:19 FAX 952 937 5822 I / / t I' / / .I / I / WESTWOOD PROF. SERVICES / / I il II I I I I I l-- J I 1 I I I I D. R. HORTON INC.,- MINNESOTA 20860 Kenbridge Ct. Suite 100 Lakeville, MN 55044 September 10, 2001 Mayor Stephanie Klinzing and City Council Members City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Trott Brook Farms South Dear Mayor Klinzing and City Council Members: D.R. Horton Company has requested a waiver of the townhome moratorium, and approval of rezoning, preliminary plat and conditional use permit for Trott Brook Farms South. The Planning Commission has recommended denial of our requests. This letter explains our modification to the initial request. As modified, we hope that you agree that there is no risk to the City to approve the modified request. Our modified waiver request is as follows: Approve the PUD rezoning and preliminary plat to allow for the streets and the detached single family home lots only. All of the townhome area would be platted solely as outlots. Rezoning and conditional use permit for the townhome area outlots and associated final plats would occur only after the City completes its deliberations on the proposed new R-3 zoning. In this manner, the City has made no commitment of any sort with respect to the number, configuration, type of unit, open space, etc. as to any portion of the townhome area. All of the risk regarding ordinance changes affecting the development of the townhome outlots rests with D.R. Horton Company. On the other hand, the benefit to D.R. Horton Company if you approve the modified waiver is that this Fall it may commence grading the entire site and construction of the Mayor Stephanie Klinzing and City Council Members September 10, 2001 Page 2 streets and utilities within the street rights-of-way. Beginning this Fall would likely allow sufficient progress on these items so that building permits could be issued by the end of July, 2002. If grading cannot begin this Fall, then the earliest permits might be available is November, 2002. Worse, a little bad luck with weather with a Spring, 2002 start could mean no buildings permits until Spring, 2003. This is a hardship which can be avoided by this modified waiver request. D.R. Horton Company would post the usual city-required performance security for the grading, drainage and erosion control prior to its commencement of any grading activities. As the report from Michele McPherson, Director of Planning, dated August 28, 2001, points out, our request for Trott Brook Farms South is well within the density range of medium density residential in the City's Comprehensive Plan. Thus, while important details of the townhome area's site plan may be affected by the pending R-3 zoning ordinance, the City's Comprehensive Plan recognizes this area as appropriate for our contemplated land use type. We will take the risk as to the final form of the ordinance, and participate in discussions regarding its content. With respect to the 19 single family lots, the smallest is 12,800 square feet and the largest is 19,520 square feet. The smallest lot size, of which there are eight, exceeds by 800 square feet the minimum lot size in the proposed R-3 ordinance. In sum, we see no measurable risk to the City in this approach. Whatever real risk exists with respect to the ultimate outcome of the discussions regarding the R-3 zoning classification resides with D.R. Horton Company. However, being able to commence grading and utility installation this Fall avoids a substantial hardship and is a significant advantage for D.R. Horton Company which justifies the risk we are willing to take. We look forward to discussing this in more detail with you on September 17. Sincerely yours, D.R. HORTON COMPANY Don Patton Land Development Manager CC: Patrick Klaers, City Administrator Michele McPherson, Director of Planning 02001 West. wood Professional Ser~ces, Inc. o~ S line of the SW 1/4 Sec. 35-33-26 Comm. PUD Commercial -F ,JJD~teve]opcd of tho 2-32-26 o( t~,e qw "-" UnaeveloPea © ~.// /:' C./../. / / A .... Coil 48 Hours before digging: GOPHER STATE ONE CALL_ Twin City Areo 651-454-0OO2 Mn, Toll Free !-800-252--1166 ?- ,Op, en.iSpace Legend 0 BUSH/SHRUB CONIF_ROUS TREE DECIDUOUS TREE WE~t. ANO ® STEEL/WOOD POST SIGN - TRAF%qC/O]]dER SIGN- TR AF}qc/oTHER MAIL BOX HANDICAPPED STALL PERC TEST MONITORING WELL [] CABLE TV BOX GAS METER SmEET GUY ~RE pOWER POLE [] ELECTRIC BOX ELECTRIC MEI~R ELECTRtG MANHOLE [] ELECTRIC TOWER SANHAR¥ MANHOLE SEWER CLEANOUT BEEHIVE CATCH BASIN CATCH BASIN FLAREO END SECqlON CONCRETE SURFACE TELEPHONE BOX TELEPHONE MANHOLE TRAFFIC c~OL BOX H~O HO~ ~AF~C UGHT WA~R ME~R ~RB STOP BOX WA~R MANHO~ G~ UNE PO~R UNDER~OUND S~ORM ~HONE O~RHEAD ~,~ ~NC[ UNE CONI~S ~EE ~NE CURB ~ BI~MINOUS ~RFACE Soil Types MAP UNIT SOIL 7B 4548 540 623A 7308 1110 12608 1260C HUBBARD LOAMY SAND. 2 TO MAHTOMEDI L~AMY COARSE SAND. 1 TO SEELYE~LLE MUCK. O TO 1 ~ pIERZ SANDY LOAM. O TO 2 SANBURN F]NE SANDY LOAM. 2 TO ISAN SANY LOAM. O TO 2 ~ STONELAKE-NEBISH COMPLEX. 2 TO 6 SIONELAKE-NEBISH C~3MPLEX. 6 TO 12 Tree Inventory TREE iNVENTORY UNDER SEPERA~ COVER. D.R. Horton, Inc. 2t)860 Icaml~idge GL, Suite 10 X 0' 1(30' 200' 300' ,lOT FOR CONSTRUCTION ~_, 2o(]1,o ............ E ..... t t~t~ 7/2.7/01 s~,,~ 1 Trott Brook co a o= Farms South /s ,y vm S linc of the SW I/4 of the SW Sec. 35-33-26 Existing Legal: of Section 2, Township .t2, Range 26, EXCEPT the North 4 cods of the West 20 rods. Together with: Northwest Quarter of Section 2, Township -]2, Range 26 (7nd that port of the Southwest Quarter of the Southwest Ouorter of Sect/on .15. Township 3.J, Range 26. I)~ng easterly of the easterly right of way of T)4er Street. Development Data Total Site Area Existing Zoning Rid PU.D. Proposed Zoning Total Single Family Lots 19 Total Multi Family Units 156 5ire Density (gross) `j. 76d: units/ac. Street Dedication - Streets A. 8. C - Co. Rd. [12 t. O0~c ac. Lot Areas (Single Family) Zoning Standord$ {minimums) - Lot Hfidth 0 Setback (SF) 80 ft. 30 - Front Yard Setback 5/10 ft. (5 ft. garage side) - Side Yard Setback .JO ft. - Rear Yard Setback 50 ft. - Corner Lot Setback ~- ..... ~ !': ~.~ ~, Typical Sin e Fami Lot: ~ ~ . _. -- I0' REAR UTILITY EASEMENT (~.) ~ ~ 805.0 -- ~ : SIDE YARD ORAINAGE ~ .~ ~ ~ ' "~ U~LITY EA~MENT ~ 7 I ~ 5.0 - --~ '~ i ~1 I1~-- T~tCAL LOT OlMEN~ON 8 ' ~ lO.O' DRAINAGE ~ UTILITY ' ~ [ t/ EASEMENT (~.~ ~S. line of'~he'NE ~/~ of 'the NW I/4'" - Sec. 2~52~'26 -~ _ .-~ .~, - ,~~~~~ ~ ~ r .' -- ~FFT ~.. - ''~ ' " HOT FO~ COH5~UC~ON Trott Brook F ms South ..... [-- I D.R. Horton, Inc. NO ~: -- Tl~e lot dimensions and areas on this plan ore approximate. Re/er to the Final Plat and supporting data for exact lot dimensions end areas. - Easements other than typicais ore noted on the pton. x O' ~ 00' 2 QQ' 300' ~.~: 7/30/01 s~,.~ 2 o~ 7 Preliminary Plat I i ! I I I L__~j I I I ! I I 30' SETBACK COMMON LOT 36 I I 20' SETBACK ~ j _m 17 F -- 7 F --7 L _ J I I I I Westwood Professional Services, Inc. 7Sgg Anagram Orive DIVv'I~OPMEN~_ DATA To~l Site Area: 4L49 Acres Out. lots A: 0~0 Acres Public R-O-W: C.S~q. No. 12 L00 Acres Public R-O-W: Steers A, B, & C 4.95 Acres Developable Area: 34_94 Aczes Wetlands: 3.55 Acre~ Total Units: 156 Units Single Family: 19 Lots Townhomes: 137 Units Development Density:. 4.46 Units/Acre LOT AREAS Average S~. Lot Area: Average Townhome Lot Area: 13,616 S.F. 2,449 S.F. Lot Width Single Family 80 Feet Min. Front Yerd Setback 30 Feet Private Street A 25 Feet Min. Side Yard Setback Single Family 5/5 : 10 fL Total Typical Single Family Lot: REAR YARD SEI~ACK LOI' NUM~£R S10E (NON LlaNO AREA) .q TR FF T_ R.O.~ NOT FOR CONSTRUCTION Trott Brook Farms South C~311 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-4§4--0002 Mn. Toil Free 1-800--252--1166 UJ X O' 100' 200' 3OO' v,t~ 7/2~/01 s~-,~ 3 oF 7 Preliminary Site PLan ¢2001 Westwood Professional Services, Inc. WI' West~vood Professional Services, Inc. 7599 Anagram Orwe Eden Prairie, MN $5344 Phone: 952/937-5150 Fax: 95Z/937-5822 ,il& POND ~l ,: ~OU TLET Ek~ YRH =907.;wt~ ,, L ~, ~COMM~,., LOI F[NCE (T~.) '~ ~, ' i' Wl~G.~TiOk ../ ,/ LIMITS CORNER ELEVA ,q ON NUMBER MINI~U~ BASEMENT FLOOR )1~LEw,o. ~IC~ LOT EXTRA STRENGFH FILTER FABRIC TYPE II - ADD WIRE MESH BACKING ~. ._ TYPE Ill - AOD WIRE MESH _ AND HAY BALES ~~ wooo Post ~o~ 6'-0' MAX. ~ACING ~OUT ~RE SUPPORT FENCE PONOINC HEIGHT /~ FILTER FABRIC, j'-J// ATrACH SECURELY STEEL OR ~ ~ TO UPSTREAM 36' HIGH MAX J J SiDE OF POST. WID-I COMPACTED BACKFILL STANDARD DETAIL TRENCH W1T~ NAIVE BACKFILL NOTE: g' MAX. F RECOMMENDED JSTORAGE HEIGHT PONDING HEIGHT RUNO~ ALTERNATE DETAIL TRENCH WITH GRAVEL 1.INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN NECESSARY. 2, REMOVED SEDIMENT SHALL BE OEPOSITED TO AN AREA THAT WILL NOT CONTRIBUTE SEDIMENT OFY-SlTE ANO CAN BE PERblANEN~LY STABIUZED. 3. SILT FENCE SHALL BE PLACED ON SLOPE CONTOURS TO MAXIMIZE POND~NG ETF1CIENCY. SILT FENCE GENERAL GRADING & DRAINAGE NOT[S; ·ALL CONTOURS AND SPOT ELEVADONS ARE SHOWN TO FINISHED SURFACE/GU1TER GRADES UNLES~ O1H/RV~SE NOTED. · REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMEN~oNs AND LAYOUT. · THE CONTRACTOR SHALL VERIr~ THE LOCAllON AND ELEVA11ON OF EXISTING Prep~r~l loc D.R. Horton, EnG. 20860 IGmbridge CL, Suite 10 I.akeville Minn~-u~a 5R4144 Coil 48 Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-454--OO02 Mn. Told Free 1-800-252--1166 NOTE: ROCK CONSTRUCTION ENTRANCE SHOULD BE A MINIMUM HEIGHT OF 1.0' AND CONTAIN MAXIMUM SIDE SLOPES OF' 4:1. ROCK CONSmUC~ONJ ENTRANCE  STORMWA TER PONDING (PUBUC VALUE CREDIT)  WE~IJkN D FILL  WETLAND REPLACEMENT (Wetland Creotinn; New Wetland Credit)  REGRADED WEll_AND BUFFER AREAS SHALL BE SEEDED TO MN/DOT SEED MIX 1SA MODIFIED, A NA1WE GRASS-WlLDFLOWER SEED MIX DEVELOPED FOR PRAJRIE REGIONS ~1~ DENOTES SOiL BORING ~,,,~ :~-~a DENOTES SILT FENCE .~-:u~.,~ DENOTES HEAVY DUTY SiLT FENCE L~J .... g~O~ DENOTESEXISTINC CONTOURS \ ~9BO. . DENOTESPROPOSED CONTOURS :,---,~---O DENOTESEXISTING STORM SEWER II----~.~---~DENOTESPROPOSED STORM SEWER ~ ~'~ ----,- ,~' DENOTESEXISTING TREE LINE f.-~y_.,,~-~.y%DENOTESAPPROXIMATE TREE LU REMOVALUMITS jjj~ · 8563 DENOTES EXISTING SPOT ELEVATION - DENOTES PROPOSED SPOT ELEVAllON DENOTES BALE CHECKS AROUND CATCH BASINS £ o r. DENOTES EMERGENCY OVERFLOW ELEVATION EROSION CONTROL NOTES: · A~ SILT FENCE AND 0THE~ EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY EXCAVAllON/CONSTRUC]ION AND SHALL SE MAINTAINED UNDL ~ABLE TURF OR GROUND CO~R HAS BEEN ESTABUSHED. E)'~S~ING SILT FENCE ON-SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIEID CONDlllON$ Val]-f RESPECT TO E~OS~ON CONTROL. TEMPORARY PONDING. DIKES. HAY BALE~ ETC.. REQUIRED BY THE CITY SHALL DE INCIDENTAL TO THE GRADING CONTRACT. · ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT Die END OF EACH WORKING gAY. A ROCK ENTRANCE TO THE SITE MUST BE PRO'lORD ACCORDING TO DETAIL~ TO REDUCE TRACKING OF DIRT ONTO PUDUC STREETS. NOT FOR CONSTRUCTION Trott Brook Farms South O' I00' 200' 3OO' w-; 2001 ~034 2~1 tO34GDPI OWG D,,~ 7/27/01 sh~: 4 o~ 7 Preliminary Grading, Drainage & Erosion Control PLan · I 02001 Westwood Professlonol Servfces, Inc. PLUG & CONNECT TO E~JST~NG 16' DIP WATER I I I Il" DIP PLUG AT PROOE~Yf LINE ~ L L L~_j 1 % \ COMMO. LOT 36 '\- I /' \/ I I 1 7 / / 1 MH-24 IE-BgT.52 3 4 5 6 7 11 8' DiP PLUG AT PROPF. R19' UNE DiP PLUO AT PROP[RI~t' UNE Coil 48 Hours before (rigging: GOPHER STATE ONE CALL Twin City Area 651-454~0002 Mn. Toll Free 1-800-252-1166 GENERAL UlqLITY NOl~S; · THE CONTRACTOR SHALL VERIFY ALL EXISTING C0NDI~ONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. · UNLESS OTHERWISE NOTED. ALL MATERIALS, CONST. TECHNIQUES AND TES~NG SHALL CONFORM TO THE 1988 ED. OF THE 'STANDARD UTILJ'flES SPECIFICATIONS FOR WATER MAIN AND S~RVICE UNE INSTALLA3ON AND SANITARy 5E~R AND STORM SEWER INSTALLATION BY ]HE Clef EN~NEERING ASSOCIATION O~ MINN.' AND TO THE 'STANDARD SPEC1F'ICA~ON FOR HIGHWAY CONSTRUCTION' MINN. DEPT. OF' TRANS., JUNE 9,198B INCLU01NG ]HE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OO~.JNE0 BY THE LOCAL AGENCY. · THE CONTRACTOR SHALL RECEIVE THE NECESSARy PERMITS FOR ALL WORK OUTSIDE O~ THE PROPERTY UMITS. · SEE ARCH. PLAN FOR EXACT BLDG, LOCA3~ON. SEE SITE PLAN FOR LAYOUT DIMEN~0NS. SERVICE ENTRY LOCATIONS TO BE COORDINATED WITH THE ARCHITECT. · VERIFY EXISTING INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION. · THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 Fl'. OF COVER. TI'IE CONTRACTOR SHALL VERIFY THE C~TY AS-BUILT CONSTRUCTION PI..M~S TO CHECK LOCATION AND MAiERIAL TYPE. · ALL STORM SEWER PIPE SHALL BE CLASS 5 UNLESS OTHER1MSE NOTED. · THE CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' FOR FOR UTIUTY LOCATIONS PRIOR TO UTILITY INSTALLATION. TYPICAL VILLAS UTILTY SERVICE LAYOUT : ; LEGEND EXISTING PROPOSED SANITARY SEW[R -- <~ -- SANITARY SEWER -- · WATER -- I-- WATER -- I HYD. W/VALVE ---~, HYD. W/VALVE - STORM S/~R ~ ~q ~ STORM SE~R DRAIN ~ ----w~ X NOT FOR CONSTRUCTION O' 100' 200' -300' Preliminary Utility P~ . Plant Schedule OTY. S~400L OVERSTORY DECIDUOUS 158 (~ OVERSTORY CONIFEROUS 0300  Prese~ed Existing Tree~ NOT[; QUANTI~ES ON pLAN SUPERSEDE LtST QUANTI~ES IN EVENT OF DISCREPANCY. Plandng Notes SIZE COiviMON/(~OTANICAL NAME 2' BB 2' BB Patmore Ash/Fraxinus penns~vontco 'paLmers' 2' BB Red Oak/Quercu~ mbra Scotch Plne/Pinus sylvestrls Landscape contractor sh=ll visit site r,of to submitting bid to become completely familiar with the site con~Uons- removed after re~pons~4bie for maintaining trees ~ a stralcJht uprl9ht conditon for a period of D.R. Horton, Inc. 20860 lOmbridge Ct., Suite 10 Call ~B Hours before digging: GOPHER STATE ONE CALL Twin City Area 651-4.54-0002 Mn. Toll Free 1-800-252-1166 Landscape Requirements REQUIRED (5709.65/40 = 1~3 trees) Trees on $1te:(lO0%~ 143 71 0verstor~- (50!~ 36 Ornamental: (25~) 36 Conlferou~ (25~g) pROVIOED 235 TREE {N,/ENTORY ANO PRESERVATION CALCS. UNDER SEPERATE COVER. Tree Inventory/Preservation Calculations NOT[~ INVENTORY WAS CONDUCTED PER SI^Fr DIRECnON FORESTRY UENSURAnON M£]HOOS. 53.082 (100~ 25.646 (77~.) Ovcrstory Tree Detail Evergreen Detail NOT FOR CONSTRUCTION Trott Brook Farms South i~k River, lViinnesota O' 100' 200' 300' M-; 20011034.00 200tlO34PLP1 OWG ~[ ~.,~ 7/~/01 ~ 7 o~ 7 I Pre~ ~~/  Tree Pr~a~on PI~ ($12) ~.~2-20~ Exclusive Features Interior Highlights White Six Panel Interior Doors Princeton Oak Trim and Base Decorator Lighting Package Ceiling Lights in Bedrooms Wired for Phone and Cable TV (2 outlets each) White Wire Closet Shelving Spacious Walk-in Closet (per plan) White Switches, Outlets and Cover Plates Exterior Highlights Architecturally Designed Exteriors TWo Car Garage Premium Grade Maintenance Free vinyl Siding Maintenance Free Vinyl Windows Maintenance Free Soffits & Facia Raised Panel Steel Garage Door Decorative Insulated Front Door Dead Bolts on all Exterior Swing Doors Designer Landscape Package with Sodded Yard Underground Lawn Sprinklers Concrete Stoop & Sidewalk Asphalt Driveway Sheetrocked Garage Exterior Electrical Outlet Exterior water Faucet in the Garage Premium Grade 25 Year Roofing Gourmet Kitchen Appliance Package: Electric Range, Micro Hood, Dishwasher and Disposal Oak Cabinetry Easy to Clean Cabinet Interior and Shelves Stainless Steel Sink Single-Level Faucet with Sprayer Custom Laminate Countertops Vinyl Flooring Ice Maker Water Line (rough-in) Energy Features Air exchanger Central Air 80% High Efficiency Gas Furnace Energy Efficient 40 Gallon Water Heater Decorative Insulated Front Door R-44 Value Ceiling Areas (R-38 Vaulted Area) 2 x 6 Exterior Walls Raised Heel Energy Roof Trusses Water Saving Toilets Mechanical/Electrical Underground Utilities Anti-Scald Shower Faucet 100 Amp Electrical Service Garage Door Opener Outlet GFI Outlet in Garage Smoke Detectors 10 Year R.W.C. Home Owners' Warranty Trout Brook Farms Homeowner Association Maintenance Functions · Common Area Electric · Lawn Care and Landscape Maintenance · Lawn Sprinkler · Snow Removal · Insurance on Common Areas · Hazard Insurance ~ · Exterior Maintenance of Building · Road & Driveway Maintenance · Grounds Maintenance · Common Area Water & Sewer · Reserves for Replacement & Improvements · Waste Removal Information deemed reliable but not guaranteed. fl'R'HORIDN' CUSTOM HOMES Builders License #200005657 "We are pledged to thc letter and spirit of IJ.S. Policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin." The Coach Homes of Trout Brook Farm D.R'HORION® CUSTOM HOMES Model Phone 763-274-1155 THE COACH HOMES OF TROUT BROOK FARM Optional OWNERS BEDROOM CLO$£T KffCHEN GARAGE CAMDEN OPTIONAL . DECK OPTIONAL 12' x 12' DECK 12' x 12' VAULTED 4 SEASON PORCH VAULTED OWNERS BEDROOM v^utrm 16' X 15' LIVING ROOM mil VAUL~O FOYER PORCH VAULTED DINING ROOM DEN/ BEDROOM 2 KITCHEN -- 14' x 9' GARAGE 20'X 18' SAVANNAH VAULI~D 4 SEASON PORCH 16x10 VAULTEO LIVING ROOM 16' x 23' VAULIEO DINING ROOM VAU~ED PORCH DEN/ BEDROOM 2 13' X 11' O~tional ULTED MASTER BEDROOM W~J(-IN OPTIONAL BATH Main Floor Finished Sq. Ft. 1577 FUTURE FAMILY ROOM FUTURE BEDROOM 3 CLOSET FUTURE FAMILY ROOM I~O MECH. /'N]O MECH. Improve, STORAGE U N EXCAVATED Lower Level 'qd floor plane are ertiet'e oonoept end may deplot optione not inoluded in thr .e to our customers, D. R. Herren Homes reserves the right to modify product, STORAGE U N EXCAVATE D ',e prioe end may very in detail from the e~tuel plane end epeolfloetione, In c - to ;clflcations and prices without prior notice. Floor plan dimensions are appr, ,ate. Interior ilighlight~ White Six Panel Interior Doors Princeton Oak Trim and Base Gas Fireplace & Oak Mantle First Floor Powder Room Stain Release Carpet Decorator Lighting Package Ceiling Lights in Bedrooms Wired for Phone and Cable TV (2 outlets each) White Wire Closet Shelving Spacious Walk-in Closet (per plan) Anti-Scald Shower Faucet Washer and Dryer White Switches, Outlets and Cover Plates Exterior lllghlights Architecturally Designed Exteriors with Brick Front (as shown) Two Car Garage Prenuum Grade Maintenance Free Vinyl Siding Maintenance Free Vinyl Windows with Inner Grids Maintenance Free Soffits & Facia Raised Panel Steel Garage Door Decorative Insulated Front Door with Gndded Light Dead Bolts on all Exteno'r Swing Doors Desibmer Landscape Package with Sodded Yard Underground Lawn Sphnklers (Through H.O.A.) Concrete Stoop & Sidewalk Aspludt Driveway Sheetrocked Garage Concrete Patio (Size Per Platt) Exterior Electrical Outlet Exterior Water Faucet in fire Garage Premium Grade 25 Year Roofing Exclusive Features Gourmet Kitchen Appliance Package: Electric Range, Microhood, Refrigerator, Dishwasher and Disposal Oak Cabinetry Easy to Clean Cabinet Interior and Shelves Stainless Steel Sink Single-Level Faucet with Sprayer Custom Laminate Countertops Vinyl Flooring Ice Maker Water Line (rough-in) Energy/Mechanical/Electrical Features Energy Efficient Central Air 80% High Efficiency Gas Furnace Energy Efficient 40 Gallon Water Heater Decorative insulated Front Door R-44 Value Ceiling Areas R-)O Foundation Insulation (Per Plan) 2 x 6 Exterior Walls Raised Heel Energy Roof Tresses Water Saving Toilets Underground Utilities 100 Amp Electrical Sen, ice Garage Door Opener Outlet GFI Outlet m Garage Smoke. Detectors 10 Year R.W.C Home Owners' Warranty ...... oo~,~ [KIILDERS ASSOCIATION oppo~ruN~pt REALTORI Builders License #200005d$? Deerfield · Common Area Electric · Lawn Care and Landscape Maintenance · Lawn Sprinkler · Snow Removal · Insurance on Common Areas ~ · Hazard Insurance Homeowner Association Maintenance Functions · Exterior Maintenance of Building · Road & Driveway Maintenance · Grounds Maintenance · Common Area Water & Sewer · Reserves for Replacement & Improvements · Waste Removal The Villas of Deerfield in Prior Lake J.J J _J.J._J. fl.R. HORIDN® CUSTOM HOMES Model Phone 952-226-4731 THE CHIPPEWA AND SUPERIOR : E [ AUNDI~¥ OWNERS BEDROOM OWNERS BEDROOM CHIPPEWA SUPERIOR Standard 2nd Floor J JillJ:--:l--~~ 1~1~7 ~L-~--~ I :-- ~-~- ~-! I ~'t~'"' ~J~,.~ ~L .~,. I,~,. ~,1~ ~,.~.~. t~ LIVING ROOM ~ I VAULTED LIVING RO0~ ~'OYE R i~=::: ~ --mw PATIO CHIPPEWA GARAGE GARAGE Standard 1st Floor P A1 IZ ] SUPERIOR Rendering and floor plans are artist's concept and may depict options, not included in the base price and mar vary in detail from the actual plans and specifications. In order to improve value to our customers, D.R. Horton Homes reserves the right to modify product, specifications and prices without prior notice. Floor plan dimensions are approximate. THE CHIPPEWA AND SUPERIOR OPTIONAL LAYOUTS OWNERS BEDROOM BEDROOM 3 BEDIIOOM 2 CIIIPPEWA OPTION 1 SUPERIOR - I BEDROOM 2 I ~jo o ~ OWNERS BEDROOM, SITflNG AREA BEDROOM 2 CHIPPEWA OPTION 2 SUPERIOR Rendering - ' floor plans are artist's concept and may depict options not included in the bas~' -ice and mar vary in de~all from the actual plans and specifications. In order to ~m~rove value to m ;tomers, D.R. Horton Homes reserves the right to modify product, specificati( nd prices without prior notice. Floor plan dimensions are approximate.